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RICS BS APC > Questions From Mocks > Flashcards

Questions From Mocks Flashcards

1
Q

How long was the actual planning period?

A

20 weeks in total

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2
Q

How long was allowed for planning period on the programme

A

16 weeks

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3
Q

What caused the lead valley to fail?

A

Thermal expansion over time and the bay lengths being overly long for the code of lead used caused cracking.

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4
Q

What code of lead did you specify for the valley?

A

Code 6 as per lead sheet training academy guidance

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5
Q

How did you assess the significance of the building?

A

The previously listed building consent pack had included an historic building assessment that had undertaken a study on the history of the property, which identified the areas of significance and how the building had evolved over time.

And the historic england guidance on conservation principles

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6
Q

How old is the farm house

A

18th century

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7
Q

What is the maximum escape distance in one direction that required the second staircase.

A

It depends on the use of the building, the distances are set out in approved document B.

For this building In a single direction the maximum distance is 18m.

This is increased to 45m if there is two directions of escape.

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8
Q

What would you tella client if they asked you to look at the suitability of fire doors

A

I can undertake a visual inspection only, a fire engineer would need to assess suitability.

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9
Q

What are the method statement for asesbestos removal at overford

A

Negative pressure enclosure, air quality monitoring, under licence work

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10
Q

What are the client duties under CDM

A

Apoint a principle designer and contractors
The pd usally takes on the following client duties
Provide the PCI information.
Ensuring suitable management arrangements are made for the project
Notifying the hse were required
Ensure the project jas sufficient time and resources
Check the cpp
Maintain the h&s file

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11
Q

What does the lead designer do

A

Coordinate the design team

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12
Q

How did you assess quaily of work

A

I compared the work onsite to the spesification and schedule of work

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13
Q

What is Ridges complaint handling procedure.

A

A complaint should be ackonwledged as soon as possible and the CHP provided

If a complaint has been made verbally this must then be provided in a written form.

The complaint will be responded by a partner within 14 days, the outcome will then be decided within 28 days from any further comment.

If not satisfactory the complaint will be reviewed afresh by the responible senior partner within 28 days.

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14
Q

What is the width of a door for a wheelchair to pass through

A

It can be as little as 750mm but it depends on situation, Ideally 1m width. Approved document M has a table which sets out requirements.

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15
Q

How long from the end of a tenancy does the landlord have to bring a claim

A

schedules should be sent within 56 days after end of the lease

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16
Q

What is the difference between a named or nominated subcontractor?

A

named subcontractors are chosen from a listed, nominated are selected directly

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17
Q

What ate some protected characteristics

A

Race, sexual orientation, religion, age

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18
Q

What certificates would you issue at the end of the project.

A

Pc certificate then certificate of making good at the end of the defect period

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19
Q

What would you need for an advanced payment under the JCT

A

An advanced payment bond and a vesting certificate for any materials bought in advance kept off site

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20
Q

How would you advise on remedying defects out of scope (Fifield)

A

I could give high-level general advice, but generally I would avoid giving detailed advice on items outside of the scope of services.

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21
Q

What H&S regulation do you need to be aware of when working in roofs?

A

the health and safety at Work Act, and the working at height regulations

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22
Q

Did the asbestos removal company certificate certify that there were absolutely no fibres in the air?

A

a certificate of reoccupation was issued which assess that the air quality was within tolerance

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23
Q

what effect does MEES have

A

Buildings with a rating of E or below cannot be let without an exemption

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24
Q

what are LADS

A

LADS are the damages a contractor pays for being in breach of contract

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25
Q

what are the different levels of fire protection

A

Category L1: This is the most comprehensive level of protection, with detectors in every area of the building that are linked to a centralized alarm system.
Category L2: This system provides early warning of a fire in another room, with alarms in high-risk rooms and near escape routes.
Category L3: This system provides early warning to everyone, with detectors in all rooms and escape routes.
Category L4: This system has manual call points and automatic fire detection along escape routes.
Category M: This is the standard type of fire alarm system, where staff manually activate the alarm when they discover a fire.

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26
Q

Why do want to be part of the RICS

A

It lets clients know that i am working with a high standard and will be following a clear ethical framework

It allows me to continue my career development and learning

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27
Q

What are the main changes the the jct 2024

A

Gender neutral language

Notices by email

Interim eot reveiw time reduced to 8 weeks

Employer must ask for further information on notification of delay in 14 days

Pandemics added to relevent events but not relevant matters

Environmental, collaborative working and early notification of disputes Optional provisiond now made mandatory

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28
Q

When do you need to notify the HSE of a construction project

A

Over 30 days and more than 20 worker at any one times

or

500 worker days

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29
Q

How do you notify the HSE of a notable project?

A

it is the client’s duty to submit a F10 form

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30
Q

Under CDM, what must be provided to the client upon completion?

A

The Health and safety file

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31
Q

Why would you choose an intermediate form of contract over Minor works?

A

Ability to name sub-contractors rather than just nominate, advanced payments.

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32
Q

What did you do in the value engineering exercise

A

Review the existing scope of works for where changes could be made to provide the client with better value, such as by replacing hardwood engineered flooring with quality carpets.

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33
Q

name the three types of asbestos

A

Blue - Crocidolite - most dangerous
Brown - Amosite
white - Chrysotile - least dangerous

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34
Q

What is the regulation relating to asbestos work?

A

Control of asbestos regulations 2012

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35
Q

What work was outstanding that led to a non-completion certificate?

A

There were external drainage works, commissioning of the heating system, and external decorations still to be undertaken.

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36
Q

What are the time scales for LBC?

A

LBC lasts for three years; the determination period should be 8 weeks but is often 16 weeks or more.

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37
Q

When the contractor was appointed in June, was this entering into a contract or tender award?

A

This appoint to informed the contractor that the client intented to award the contractor to them.

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38
Q

What do you do if you receive a complaint?

A

Acknowledge receipt of the complaint and pass it to the manager in charge of complaints handling

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39
Q

What are the benefits of email use?

A

Emails are a quick way to get written confirmation, however they have limitations and can lead to miscommunication.

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40
Q

What is the difference between mediation and negotiation?

A

Mediation, there is a third party who facilitates the agreement process

negotiation is just between the two parties

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41
Q

What do you do to stop disputes arising in projects?

A

*Pratice good managment - project, contractor, team and client
*clear contract documents
*record keeping
*good payment practices
*clear and regular communication

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42
Q

What are some upgrades that can be recommended on a EPC?

A

Cavity wall insulation or PV panels

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43
Q

What are the main types of dampess?

A

Penetrating damp, condensation and rising damp

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44
Q

How would you identify dry rot?

A

Orange spore dust, large spongey fruiting body, cuboidal cracking to timber

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45
Q

How would you identify wet rot?

A

spongy crumbling timber, fruiting body growing on the timber, musty smell

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46
Q

how would you assess structural crack sizes?

A

The BRE provides a table categorising cracking

0 - Hairline cracks: Less than 0.1 mm in width. No repair action required.
1 - Fine cracks: Up to 1 mm in width. Generally restricted to internal wall finishes. Easily treated using normal decoration.
2 - Cracks easily filled: Up to 5 mm in width. Not necessarily visible externally, but doors and windows may require adjusting to prevent sticking. Can be masked by suitable linings.
3 - Cracks that require opening up: Widths of 5-15 mm. Weather-tightness and service pipes may be affected. External brickwork may need repointing or, in some cases, to be replaced.
4 - Extensive damage: Widths of 15-25 mm. Windows and door frames become distorted, walls lean or bulge noticeably. Requires breaking-out and replacement of wall sections.
5 – Structural damage: Widths greater than 25 mm. Beams lose their bearing, walls require shoring, and the structure is generally unstable. May require major repair works.

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47
Q

why does cement pointing damage soft bricks?

A

Cement pointing doesn’t allow moisture to breathe out of the bricks, which can lead to frost damage and salt crystal growth

Cement pointing is incompatible with the soft, flexible mortar behind it, which can cause it to crack and fail.

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48
Q

How did you identify death watch beetle?

A

3-4mm sized flight holes, and they didn’t attack the softwood repair.

49
Q

at what moisture content would death watch beetle die off at?

A

12% moisture content, it prefers wood of 14% or higher MC

50
Q

How would you advise your client on LADs?

A

I advised them that LADs are not a penalty for the contractor and can only be used to cover the likely losses if the contractor is late in delivering the work.

51
Q

Red brick house - how did you advise your client on the need for advanced payment and its risks?

A

An advanced payment was needed to secure the natural stone slate roofing materials which equated to around 1/3 of the contract sum and had a long lead time.

I advised the client that they would need a vesting certificate and a advance payment bond but they would be at risk of finical loss if the contractor went insolvent.

52
Q

How did you deal with the extension of time claim? What is the procedure?

A

I first established it was a relevant event under the JCT, and then with the 12 week period in the 2016 form of contract I compared the contractors programme with when the works actually started on-site.

53
Q

How do you inspect the gaps on a firedoor?

A

around the door perimeter you should just about be able to run a £1 pound coin (3mm), and up to 8mm under the door.

54
Q

What is the difference between a contract administrator and a client agent?

A

The contract administrator is responsible to managing the contract throughout the works for all parties.

the client agent acts on behalf of the client to review the project as it progresses. they only report to the client.

55
Q

If works have been closed up on-site what can you do to check they are in compliance with the spec?

A

As CA I can ask the contractor to open up works. if no defects are found this may be grounds of a EoT or L&E

Alternatively, the contractor could provide photographic evidence if the Ca is confident the works are in order

56
Q

What is the role of the principal designer CDM?

A

To oversee the pre-contract phase, identifying, controlling and eliminating foreseeable risks

To assist other dutyholders

to hand the health and safety files over to the client the end of the project

57
Q

What types of asbestos survey are there?

A

RAD and management

58
Q

How would you advise a client on tendering contractors accounts?

A

I would recommend they get a chartered accountant to review the contractors accounts

59
Q

What are porters three strategies?

A

cost differentiation, quality, focus are ways you can set your business apart form competition

60
Q

GDPR - is there a difference between electronic and non electronic communication?

A

yes electronic communication also falls under the PECR regulations

61
Q

What legislation covers diversity?

A

the equalities act 2010 and part M of the building regulations

62
Q

What type of flat roofs are there?

A

Warm deck, cold deck and inverted

63
Q

where might you use a cold deck roof rather than a warm deck or rather than a inverted roof

A

The choice of roof type may be dictated in situations where the height of the roof would be an issue, such as on balconies or flat roof extensions.

Cold deck roofs require ventilation to the roof deck but can have a lower profile.

You might use a inverted roof as a retro-fit solution to an existing roof or on roof terraces where the membrane will be better protected from foot traffic.

Warm deck roofs are the preferred method where possible.

64
Q

in a care home what type of flooring might you spec?

A

Easily cleanable but non-slip

65
Q

What is section 18 defence in dilaps

A

A Section 18 (1) Valuation provides a statutory cap for damages, by calculating the difference by which the value of the landlord’s interest has been reduced on account of the breaches of lease covenant. This is otherwise known as the ‘diminution in value’ of the landlord’s interest.

66
Q

under the Building safety act when would you make an application to the building safety regulator?

A

Before any work to an existing higher-risk building commences (over 18m or 7 stories with dwellings)

67
Q

Client brief - how would you assess that the project met the client’s requirements?

A

Post occupancy evaluations/ lessons learnt meeting?

68
Q

When did the rules of conduct change?

A

2022

69
Q

name some of the rules of conduct

A

integrity
competence
quality
diversity and inclusion
public interest

70
Q

RAAC surveys – how did you determine suitability to undertake the identification survey, as you state un-chartered and no experience in RAAC. Think about acting within competence

A

I was clear with the client on the limitations of the surveys and my experince, however, I was confident with undertaking CPD would provide me with suuffient knowledge that I could identify potential or suspected RAAC for further investigations.

71
Q

What CPD requirements are there for members?

A

20 hours with 50% formal hours
and 3 yearly requirement to undertake ethics training

72
Q

If you set up as a surveyor as a sole trader what would you need in place?

A

PI insurance and run-off cover, public liability insurance, register with the RICS, complaints handling procedure,

73
Q

How do you handle client money?

A
  • All RICS regulated firms must hold client money in a bank account you have exclusive control over
  • The money must be kept safe
  • use client money accounts for appropriate purposes
  • have control in place to protect the money
  • Client money accounts must have client in their name, and the name of the firm
  • Discreet accounts must have a idenifiyer such as cilent or property name
  • The client must have immdeiate access to the money
  • comply with the RICS statement on countering money laundring and bribery
  • Provide all records to the RICS if requested
  • Client money is part of the annual return to the RICS
74
Q

How do you accept work that you dont have experience in?

A

If you have the knowledge, skills and resources you may be able to take on new areas of work without having direct experience in the area.
Doing the work, rather than referring the client to someone else, must be in the interests of the client.
You must be open and honest with the client about the level of your experience.
Make sure you have PII that covers the area of work you are looking to take on.

75
Q

accepting gifts - A client offers you tickets to a conference with hospitality following the completion of a project?

A

I would likely accept this as it could further our business relationship and is given freely for a service already rendered without any expectation of a reciprocal offer, but it would need to be cleared with management and recorded in the gift register.

76
Q

conflict of interest scenario - Your manager suggests including a family member’s business in a tender list. Is this ok?

A

So long as the client and anyone else affected is willing to provide informed consent, there are no finicial benfits associated with it, and the firm are compenent to do the work it should pose no issue. However, it could be perceived to be impartial

77
Q

Relevant event vs matter

A

A relevant event is grounds for an extension of time, a relevant matter is grounds for a loss and expense claim

78
Q

EoT timescales determination under JCT

A

Previously under the JCT you had 12 weeks to assess a EoT, this has been lowered to 8 weeks under the 2024 contracts. Additional information must be requested within 14 days.

79
Q

What are the three types of conflict of interest?

A

Conflicts between parties, own-interest conflicts and confidential information conflicts

80
Q

What did the stage 4 information include? As this was dealt with by others how was the initial budget generated?

Big increase from the original budget of £375k to £600

Overford

A

The project pack we were provided inculded a costed bill of quanties, a spesification and a drawing pack, however these were fairly vauge on a number of details. The orginal budget was based on the single contractor tender return in 2019.

Inflation of construction costs, 4 addtional years of deterioation, the addtion of a ASHP heating system and a more detailed scope of works informed by further investigations lead to the cost increases.

81
Q

Can you explain the value engineering process, as this is usually associated with eliminating unnecessary items and reducing costs, however the project cost increased.

A

On review of the orginal project pack it was clear there were a number of unnessary costs for items that could be de-scoped, or alterantive products that could be used to improve value for money such as replacing hardwood flooring with carpets.

the orginal scope under estimated repair works: to the roof, chimenys and external walls. There was no allowance for re-pointing or repairing de-bonded plaster.

82
Q

Out of scope services you recommended – was there a reason why this information was not included within the Stage 4 pack?

Overford

A

This appears to have been a weakness in the stage 4 pack, I do not know why these where not perviously undertaken.

83
Q

Intermediate contract – why was this used?

Overford

A

The contractor framework taht was used is based on the intermidate form of contract.

84
Q

You refer to pre-tender estimate – what was included in this?

A

The pre-tender estimate was produced by the project QS, it was based on the the scope of works we went out to tender with and inculded the wider project costs and contingency.

85
Q

Final account increase – loss and expense claim – how did you deal with this under the contract?

A

As the contract admistrator I reviewed the loss and expense claim and confirmed it was a relevent matter under the contract.

86
Q

How did you mitigate risks or allow for them within package of information /tender information?

Overford

A

We had a healthy contingency as we expected with a histric building to have a higher level of risk.

We also used some mandatory provisonal sums where nesseray however we tried to underake as many further investigatiosn ahead of the works as reasonable possible.

87
Q

The contract award – was this the tender or the actual contract? When did the contract get formalised and issued / signed?

A

In June we informed the contractor of our the intent to enter into contract. The contract was formalised and signed the first week the project was on-site.

88
Q

What specific elements did not require LBC or planning permission?

A

Site set-up, removal of modern materials

89
Q

You stated during interview that leaks were noted and concealed timber rafters – what are some of potential issues that could have been present associated with this?

A

I was able to identify during the design phase that there was a death watch beetle infestation in a area of the roof timbers and that there was heavy decay to the rafter feet.

90
Q

Were there any risks associated with this option and how did you incorporate this in the contract documents?

Overford - Key issue one outcome

A

The risks where that the works could creep outside of thoose agreed with the LPA, or that if the application was declined the contractor may have to demoblise whihc would have an addtional cost.

The site possession date that actually happened was incorporated into the contract as it was not fomralised untill the contractor was on-site.

91
Q

What is client care?

A

Client care is providing a quailty and dilegent service to your clients to help them achieve thier goals.

92
Q

How would you deal with a client complaint?

A

I confirm with the compliant that I have understood thier issue correctly and I then pass this onto the manager responible for handling complaints within the company.

93
Q

How do you refer your client to complaint handling procedures?

A

The CHP should be issued when accepting any new instruction, upon receving a complaint I will forward it on again so the client is clear what the process is.

94
Q

You refer to permission for photographs during a survey – how would you confirm this?

A

Verbally, this is curtosey and a way of helping the occupier feel comfortable with me being in the property. The surveys are typical instructed by a social landlord and they will have agreed with the occupier they are happy for me to attend the property.

95
Q

What is the difference between negotiation and mediation?

A

Negoation is between the two parties only, mediation tehre is a third party facilator.

96
Q

Bath House Defect Survey – what are common causes of cracking?

A

differeital movement, subsidence, heave, thermal movement, roof spread, cavity wall tie failure

97
Q

How do you categorise cracking? Any design guidance you may refer to? What size is a severe crack?

A

I would use the BRE guidance on assessing cracking, a server crack is a level 4 or 5 crack which is 15-25 mm or 25mm plus

98
Q

What treatment recommendations did you make?

Death watch beetle

A

I reccomended a specialist inspection and report on treatment options, as well as drying out the building by puting the building fabric back into repair.

99
Q

What considerations do you make when generating liquidated damages value?

A

It is for the client to set the LAD rate but this must be a genuine expectation of likely loss.

100
Q

Redbrick House – what was reason for advance payment? How did you advise client and manage this under the contract?

A

The advanced payment was needed for the roofing slate materials whihc accounted for nearly one third of the contract sum and the contractor could not purchase up front because of the cost.

I advised the client that they would need an advanced payment bond and a vesting certificate for the slates.

101
Q

Overford Farm – what timescales are associated with valuation payments? – certifying, processing etc?

A

the monthly due dates for interim payments are 7 days after the ‘Interim Valuation Date’.

the interim certificate should be issued within 5 days from the due date.

Payment must be made within 14 days from the due date of the interim payment. 21 days from the Interim Valuation Date.

102
Q

What is the function of intumescent seal?

A

To expand when subjected to heat forming a smoke seal

103
Q

What do you include in a site visit report?

A

Number of workers onsite
Weather onsite
works completed in the period
the quality of the works against the spesifcation
health and safety and site cleanlyness and management

104
Q

What documentation do you refer back to when evaluating quality and workmanship?

A

The project scope of works and spesification

105
Q

What is importance of accurate meeting minutes & progress reports?

A

They provide a record of progress on site that can be used later if there is a dispute.

106
Q

If any areas of work were not visible during your inspection, how would you monitor the quality?

A

The CA has the power to issue instructions to (1) open up for inspection any work covered up or (2) to test any materials, goods and executed work. The cost of opening up and testing is added to the Contract Sum unless the materials, goods or work are found to be not in accordance with the contract.

If I am not concerned that the work could be defective I would ask for photographic evidence.

107
Q

What is rule 1 of the New rules of conduct?

A

To act with intergrety and be honest and comply with their professional obligations, including obligations to the RICS.

108
Q

What is rule 2 of the New rules of conduct?

A

To work within and maintain proffesional competence and ensure that services are provided by competent individuals who have the knowledge and experience.

109
Q

What is rule 3 of the New rules of conduct?

A

To provide a qauility and dilgent service to clients.

110
Q

What is rule 4 of the New rules of conduct?

A

To treat otehrs with respect and encourage diveristy and inculsion

111
Q

What is rule 5 of the New rules of conduct?

A

To act in the public interest, take responsbility and maintain public confidence in the profession.

112
Q

What are the professional obligations of members?

A

To comply with the cpd requirments
to provide any infomation reasonabley requested by the RICS
To cooperate with the RICS

113
Q

What procedures should you follow if you are starting up a new practice?

A

Contact the RICS and register for regulation
Appoint a contact office for all rics communication
Prepare a complaints handling procedure
Obtain professional indemnity insurance
Use ‘regulated by RICS’ on all material

114
Q

If you were going to set up a business and operate as a Chartered Surveyor, what insurance would you need to put in place.

A

Professional indemnity insurance
Public liability insurance
Employers Liability insurance

115
Q

What processes are required when handling clients money?

A

-Secure accounting systems
-Client money to be kept seperate
-client must always have access to funds
-Must maintain a client ledger and be able to provide a running balance
-only competent and knowledgeable staff are to process clients money

116
Q

I am a sole principal. One of my clients needs some specialist work done on their property. My property manager wants to recommend a company to do the work but it is owned by my sibling. This is their company’s area of expertise and they are well regarded, but I am worried that this is a conflict of interest. What should I do?

A
  • consult the conflict of interest gudiances from the RICS
  • so long as You do not stand to benefit financially, you are acting in your clients best interests, and the works will not be overseen by my firm this should be ok
  • Be open with the client about the connection, and get written informed consent if they wish to proceed
  • Firms should hvae have processes in place to record the personal interests of principals to ensure that possible conflicts are identified and considered.
117
Q

I’ve got an opportunity to do a new type of work. I’ve some of the knowledge and enthusiasm I need and can do some training to get the rest, but I’ve never done this type of work before. Am I allowed to take up the offer?

A

Yes provided you are open and honest about your experince with the client
you work within your competence,
it is within the clients interests
you have sufficent PI.

118
Q

My client is renovating their properties but they are on a tight budget. Do I have to refuse to work for them if they won’t take the most energy efficient approach to the renovations?

A

*Members and firms should help clients achieve their aims within their budget.
*Providing advice and options that consider a range of benefits, and thinking about long-term costs and effects is good for clients.
*The Rules expect you to offer advice, not to force the client to act in a way they do not want.

119
Q

In the course of working for a client, I’ve found evidence they are breaking the law by dumping hazardous waste instead of disposing of it properly. What should I do?

A

Consider whether the risk of serious harm outweighs your duty of client confidentiality.
Check whether you have any legal obligations to disclose.
Seek advice if you can do so safely.
Document your decision making.
Consider whether to stop acting for the client.

RICS BS APC (21 decks)

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